Florida Flood Insurance: Who Needs It and What Changes for Citizens on Jan. 1, 2027
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Whether you must carry flood insurance in Florida depends on two things: your loan and your insurer. If you have a government-backed mortgage on a home in a FEMA high-risk flood area, flood insurance is required. And if your home is insured by Citizens Property Insurance Corporation, Florida law now phases flood insurance in for its personal residential policies, reaching all remaining ones with policies effective on or after Jan. 1, 2027.
Who has to have flood insurance in Florida?
There are two main groups.
Buyers with a government-backed mortgage in a high-risk flood area. FEMA's FloodSmart site (checked Oct. 16, 2026) says: ""You're required to have flood insurance if you own a home or business in a Special Flood Hazard Area (SFHA) and have a government-backed mortgage."" It adds: ""Some banks require flood insurance even if you don't live in a high-risk area.""
Homeowners insured by Citizens. Citizens Property Insurance Corporation is Florida's state-created insurer. Florida Statutes section 627.351(6)(aa) (2026 text, checked Oct. 16, 2026) says Citizens ""shall require the securing and maintaining of flood insurance as a condition of coverage of a personal lines residential risk.""
There is also a rule that follows the house, not the owner. FEMA says the flood insurance requirement for homes that received federal disaster aid ""is tied to a property, not an individual homeowner.""
What changes for Citizens policies on Jan. 1, 2027?
The Citizens requirement has been rolling in by home value since 2024. Jan. 1, 2027 is the last step. Here is the schedule from section 627.351(6)(aa) for homes outside the FEMA high-risk flood area, based on the home's dwelling replacement cost:
Policies effective on or after | Flood insurance required for |
|---|---|
Jan. 1, 2024 | Dwelling replacement cost of $600,000 or more |
Jan. 1, 2025 | Dwelling replacement cost of $500,000 or more |
Jan. 1, 2026 | Dwelling replacement cost of $400,000 or more |
Jan. 1, 2027 | All other personal lines residential property insured by Citizens |
Homes inside a FEMA Special Flood Hazard Area were moved in earlier. Under the same law, new Citizens personal residential policies issued on or after April 1, 2023 must have flood coverage when the policy is issued, and policies renewing on or after July 1, 2023 must have it by renewal.
Citizens' own flood page (checked Oct. 16, 2026) says most ""new and renewing Personal Residential policies that include wind coverage"" must have flood coverage ""by January 1, 2027.""
Who is exempt? The law lists two kinds of Citizens policies that do not need flood insurance: ""Policies that do not provide coverage for the peril of wind"" and ""Policies that provide coverage under a condominium unit owners form.""
Did lawmakers change it in 2026? Not the schedule. A 2026 bill, SB 1024, would have added exemptions. The Florida Senate's bill page (checked Oct. 16, 2026) shows it ""Died in Banking and Insurance"" on March 13, 2026. The 2026 text of the statute still says Jan. 1, 2027.
What happens if a Citizens policyholder doesn't get flood insurance?
The law is direct. The policyholder must sign a form confirming that if flood insurance is not secured, ""the risk will not be eligible for coverage by the corporation."" It also says Citizens ""may deny coverage of a personal lines residential risk to an applicant or insured who refuses to secure and maintain flood insurance.""
Citizens does not sell flood insurance itself. Its Dec. 4, 2023 notice says ""Citizens does not offer flood insurance,"" and that a policy from the National Flood Insurance Program (NFIP) or an authorized private flood carrier is acceptable.
To prove coverage, Citizens' flood page lists a copy of the flood policy declarations page, or a copy of a pending flood application with proof of payment, plus a signed ""Policyholder Affirmation Regarding Flood Insurance (CIT FW01).""
How much flood coverage does Citizens require?
The law says the flood policy must meet, at a minimum, the dwelling coverage available from the NFIP or Florida's private flood insurance standards. Citizens' flood page says your dwelling flood limit should be ""equal to or greater than"" your Citizens dwelling coverage (Coverage A). If the NFIP can't offer that much, Citizens accepts the NFIP maximum.
That NFIP maximum is set by FEMA. FloodSmart says: ""Building policies cover up to $250,000 of flood damage and contents policies cover up to $100,000 of flood damage for belongings kept inside your home.""
Does homeowners insurance cover flood damage?
Usually not. FEMA's answer is plain: ""No, most homeowners insurance does not cover flood damage. It also won't fulfill the mortgage or federal disaster assistance requirements for flood insurance.""
That is true no matter who insures your home. Flood is a separate policy.
How long does flood insurance take to start?
Normally 30 days. FloodSmart says: ""Your flood insurance coverage will go into effect 30 days after your date of purchase.""
There is an exception that matters for buyers: ""There is no wait if you buy flood insurance while making, increasing, extending or renewing a mortgage."" If you buy flood coverage as part of your home loan closing, the 30-day wait does not apply.
What does a Florida seller have to tell you about flooding?
Florida Statutes section 689.302 (2026 text, checked Oct. 16, 2026) says: ""A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed.""
The form asks the seller to check yes or no on three things:
Whether the seller knows of any flooding that damaged the property during the seller's ownership.
Whether the seller filed a flood damage insurance claim, including with the NFIP.
Whether the seller received help for flood damage, including from FEMA.
The form also opens with a reminder: ""Homeowners' insurance policies do not include coverage for damage resulting from floods.""
What this means for new-construction buyers in Florida
A brand-new home does not change these rules. Here is how to plan:
Price flood coverage before you close. Ask for a flood quote at the same time as your homeowners quote, not after.
Know who will insure the home. If your homeowners policy will be with Citizens and it takes effect on or after Jan. 1, 2027, flood insurance is a condition of that coverage unless an exemption fits.
Use the closing exception. Buying flood coverage while you make your mortgage means no 30-day wait.
Check the flood zone for the address. Your lender will check it too. Our flood zone guide explains the map letters.
Read the disclosure. For a new home, the seller is usually the builder. Look for the flood disclosure form at or before contract signing.
Want help comparing new communities and their costs? Call 561-704-0091 for today's numbers.
Common Questions
Is flood insurance required in Florida?
It depends on your loan and your insurer. Flood insurance is required if you have a government-backed mortgage on a home in a FEMA Special Flood Hazard Area. Citizens also requires it for its personal residential policies, with the last group added for policies effective on or after Jan. 1, 2027.
Does Citizens require flood insurance in 2027?
Yes, for most personal residential policies that include wind coverage. Florida law says all remaining Citizens personal lines residential policies must have flood coverage for policies effective on or after Jan. 1, 2027. Policies without wind coverage and condo unit owner policies are exempt.
Does Citizens sell flood insurance?
No. Citizens says it does not offer flood insurance. Coverage from the National Flood Insurance Program or an authorized private flood carrier is accepted.
How much flood coverage do I need for Citizens?
Citizens says your dwelling flood limit should be equal to or greater than your Citizens dwelling coverage. If the NFIP cannot offer that much, Citizens accepts the NFIP maximum, which is \$250,000 for the building.
Is there a waiting period for flood insurance?
Usually 30 days. But FEMA says there is no wait if you buy flood insurance while making, increasing, extending or renewing a mortgage, which is what happens at a home purchase closing.
Does homeowners insurance cover flooding in Florida?
Most homeowners policies do not cover flood damage, according to FEMA. Flood coverage is a separate policy.
Ready to take the next step?
Call 561-704-0091 to talk with a National House Search specialist, or Schedule a visit.
Related reading: Do new homes cost less to insure in Florida? · Wind mitigation inspection on a new home in Florida · How the Florida homestead exemption works on a new home
This is general information, not financial, tax or legal advice. Figures checked October 16, 2026.